8 Redland Park, Bath, BA2 1SL

HAV/00HA/MNR/2025/0781 · Decided 2026-01-12 · terraced house · 3 bed

Condition: Terraced house in disrepair with poorly fitting single-glazed windows, dilapidated bathroom and kitchen fittings, damp and mould, and subject to a council works agreement and improvement notice; one bedroom's usable space also reduced by stored belongings.

Evidence considered

• Landlord submitted 12 comparable lettings/asking rents for 2-3 bed flats, apartments, maisonettes and houses in the area, ranging from £1350 to £2000 pcm, used to establish an open-market 'good condition' baseline of £1500 pcm
• Tenant submitted evidence on relative deprivation of the property's location compared to the landlord's comparables, arguing the subject property was in the most deprived location
• Tribunal applied its own knowledge of local rental values alongside the comparables rather than relying on a single comparable
• A 30% (£450) deduction was applied from the £1500 baseline to reflect disrepair, non-compliance with an improvement notice, and limited use of the third bedroom

Tenant submitted evidence: yes. Landlord submitted evidence: yes.

Tribunal's reasoning

The tribunal first assessed a market rent of £1500 pcm for the property if let today in good, tenantable condition with white goods/carpets/curtains provided, based on comparable evidence and general knowledge of the Twerton/Bath area. It then applied an aggregate 30% deduction (£450) to reflect the severity of disrepair, non-compliance with a council improvement notice, and the limited usability of the third bedroom due to the landlord's stored belongings, arriving at a determined rent of £1050 pcm. Personal circumstances of the parties were disregarded as irrelevant to the open-market valuation exercise.

Read the original decision (PDF, GOV.UK)